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When you’re ready for a bigger house but you’re not ready to sell your existing one, adding on might be the answer. Building an addition on your home is like building a mini-house; many of the same elements apply. While this is an exciting time, it can also be stressful and intimidating if you don’t know what to expect.

Restrictions and Regulations

Before deciding on a layout, call your local building authority and find out what restrictions the City enforces in your neighborhood, such as how far the building setback is from the street and the property lines. The building department can tell you what you need to get a permit, which typically involves submitting an architectural print and listing all subcontractors who will work on the project. Make your second call to your Home Owners Association (HOA), if applicable, to find out about exterior design components. The third call goes to your banker if you need financing to construct the addition. He can check your credit and account history and let you know if the bank will make the loan and under what conditions.

Getting the Design Right

Make a list of the features you want the most and draw a rough sketch of the addition. An architect or residential designer will use your sketch and your list to develop a set of working prints.

General Contractors and Subs

Once you get the green light from the various powers-that-be, and you have your plan, it’s time to choose the subs. You can hire a general contractor who will hire and oversee the subcontractors, or you can be your own contractor and hire individual subs. For an addition, a foundation contractor, a framing crew, roofing crew, electrician, plumber, siding crew, flooring contractor and a heat-and-air (HVAC) specialist are necessary. A large general contractor might have all of these experts on his payroll. Being your own general contractor will save money, but it can be tough to coordinate all the subs, which can affect the project timeline.

Estimates and Finances

Use a detailed bid sheet that lists all the aspects of the addition when getting contractor bids. Analyze the bids with a fine-tooth comb; the lowest one is not always the best deal. In addition to checking contractor references, ask the local building inspector if any complaints are on file for any of the contractors. Stay in close contact with your banker at this stage. An addition is new construction, so the bank often wants a copy of the plans and a list of the contractors, in addition to estimated costs.

The Addition Begins

The foundation contractor is the first in line and he will oversee the excavation and the construction of the stem wall or slab. If the addition will have a bathroom or other plumbing fixtures, the plumber will now make the initial provisions for drains and sewer tie-ins. After the foundation is in, the framing crew will construct the floor system and then frame the walls and the roof structure. They will also install boxing on the exterior of the addition and sheathing on the roof to form a “shell.” Unless a separate window installer is coming, the framing crew can set the new windows.

The Next Stage

The addition is now “dried-in” and it’s time to remove the old wall separating the house from the new addition. You can minimize the dust and dirt by sealing off the room that opens into the addition. Now it’s time for the plumbers, the electricians and the HVAC guys to do their stuff, typically in that order. The roofer and the siding crew should be busy at work outside during this stage.

The Final Stage

After the mechanical elements are in, it’s time to install the drywall and the interior trim. When that’s done, all that’s left to do is install the flooring and your new addition is ready to enjoy. Outside, the siding guys should be wrapping up, after which you can level the soil and plan the landscaping.

Details and More Details

Most building authorities require inspections during the construction stage to ensure that minimum building codes are met. You’ll find out when to call for inspections at the time you pull the permit. A general contractor or subs might want a deposit before starting, and then one or more payments during the project. Before making the final payments, ask your banker for Lien Release forms. Each contractor or sub should sign a Lien Release at the same time you pay the final amount.

About the Author

Glenda Taylor is a contractor and a full-time writer specializing in construction writing. She also enjoys writing business and finance, food and drink and pet-related articles. Her education includes marketing and a bachelor's degree in journalism from the University of Kansas.